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Home My WebLink AboutBUCKING HORSE, THIRD FILING - MAJOR AMENDMENT - MJA140001 - REPORTS - RECOMMENDATION/REPORTBucking Horse Filing Three Major Amendment MJA140001 Planning & Zoning Hearing June 12t", 2014 Page 10 working on an Arboretum, with fruit trees to be located somewhere in Bucking Horse. 5. Findings of FacVConclusion In evaluating the request for the Bucking Horse Filing Three Major Amendment, MJA140001 Staff makes the following findings of fact: A. Bucking Horse Filing Three MJA complies with process located in Division 2.2 — Common Development Review Procedures for Development Applications of Article 2 — Administration. B. Bucking Horse Filing Three MJA is in conformance with the Bucking Horse Overall Development Plan approved by the Planning and Zoning Board on May 17t', 2012. C. Bucking Horse Filing Three MJA complies with relevant standards located in Article 3 — General Development Standards. D. Bucking Horse Filing Three MJA complies with relevant standards located in both Division 4.2 Urban Estate (U-E), and Division 4.5 Low Density Mixed - Use Neighborhood (L-M-N), of Article 4 — Districts. RECOMMENDATION: Staff recommends approval of the Bucking Horse Filing Three Major Amendment, MJA140001. ATTACHMENTS: 1. Plat 2. Site Plan 3. Landscape Plans 4. Overall Development Plan 5. Transportation Impact Study Memorandum 6. Neighborhood Meetings 1 and 2 Minutes, comments and responses Bucking Horse Filing Three Ma)or Amendment MJA140001 Planning & Zoning Hearing June 12'", 2014 Page 9 D. Division 3.6 — Transportation and Circulation 1) 3.6.3 Street Pattern and Connectivity Standards: This project is designed with the location of Nancy Gray Ave when it was originally approved with Side Hill Filing One. The sidewalk locations and additional local streets were later identified and refined by the subsequent approvals, the latest being Bucking Horse Filing Two. This project continues the previously approved street and sidewalk layout while adding additional private alley extensions. Using the existing designs does maintains compliance with the standard. 2) 3.6.4 Transportation Level of Service Requirements: The Traffic Operations and Engineering Departments have reviewed the Transportation Impact Study and memorandum update that was submitted to the City for review and have determined that the vehicular, pedestrian and bicycle facilities proposed with this Major Amendment are consistent with the standards contained in Part II of the City of Fort Collins Multi - modal Transportation Level of Service Manual and will not require any further mitigation 4. Neighborhood Meeting A neighborhood meeting was held for the proposed project, and a staff summary of the neighbor's concerns and applicant's responses is included below. Detailed meeting minutes and letters from the neighbors are attached with this staff report. • Will this project impact CSU grant funded research study concerning healthy communities and walking paths? o This will not have any impact on the study. • From my understanding, these proposed lots are taking away what was designated as green space. o The open space around the working farm is in a different area. The location of this site was always planned as part of the Multi -family dwellings. • We were under the impression that the cottonwood trees were to remain green space. o The cottonwoods were required to come down because they were not in good condition. They were included in a mitigation plan. We plan to make benches from the trees to use throughout the project. Also we are Bucking Horse Filing Three Major Amendment MJA140001 Planning & Zoning Hearing June 12`", 2014 Page 8 2) 3.2.2 Access, Circulation and Parking: This project has been designed within the previously approved street and sidewalk system. The existing private alley will be extended to accommodate for garage spaces on the proposed lots in order to continue the pedestrian street design of Nancy Gray Ave. 3) 3.2.3 Solar Access, Orientation, Shading Bucking Horse Filing Two was approved through alternative compliance to the Solar standards of this section. The alternative compliance was based on the preservation of existing natural features and topography of the land. This Major Amendment does not include any new street layout; therefore, it does not further deviate from the alternative compliance plan. In addition, out of the 19 new lots 10 of them will be solar oriented, which increases the level of compliance. 4) 3.2.4 Site Lighting: A photometric site plan was not required to be submitted with this Major Amendment as single family detached homes donot require any minimal lighting. Also no additional lighting from the approved Bucking Horse Filing Two plan is proposed. The lighting in the site consists of the standard City street lighting. B. Division 3.4 — Environmental Natural Area Recreational and Cultural Resource Protection Standards 1) 3.4.1 Natural Habitats and Features: The natural habitats and features buffers and mitigation were reviewed with Bucking Horse Filing Two. The City's Environmental Planner verified that this Major Amendment does not impact these areas and no further review was required. C. Division 3.5 — Building Standards 1) Section 3.5.2(D)(1) requires that the front facade of residential units face the adjacent street. The front facade of all the proposed lots will face the adjoining street. 2) Section 3.5.2(F) restricts the location of garage doors facing the street. As mentioned, this project is designed to continue the pedestrian street design of Nancy Gray Ave by not including any garage doors that face either Nancy Gray Ave or Yearling Drive. Bucking Horse Filing Three Major Amendment MJA140001 Planning & Zoning Hearing June 12`", 2014 Page 7 4) Section 4.5(D)(3) requires that a Neighborhood Center be provided. Similar to the previous standard the neighborhood center location was identified in the ODP and later established within Bucking Horse Filing One. This Major Amendment is in compliance with the Neighborhood Center standard. 5) Section 4.5(D)(5) emphasizes that changes in land uses should occur mid -block to ensure that similar uses face each other on either side of a street. This project has added a private alley. In future it is at this private alley line where the multi -family housing identified in the ODP will begin. The single family houses being added with this project will face other single family uses. 6) Section 4.5(D)(6) ensures that all residential developments have access to a park. As stated previously, much of the development is reserved in open space. Included in this open space are parks, trails, and community farm land. The project is in compliance with this park standard. 3. Compliance with Article 3 of the Land Use Code — General Development Standards The project complies with all applicable General Development Standards; with the following relevant comments provided: A. Division 3.2 — Site Planning and Design Standards 1) 3.2.1 Landscaping and Tree Protection: • A detailed tree mitigation plan was provided and approved with Bucking Horse Filing Two. This approved mitigation plan included any trees that were previously on the site where the new lots are to be located. • The landscape plan provided with this Major Amendment builds upon the approved landscape plan of Bucking Filing Two. There will be an increase in street trees. Some locations of the previously approved street trees will be moved due to relocation of street lights, but the number of trees will not decrease. The new landscape plan was designed in coordination with the City Forester and staff has found it to be in compliance with landscape standards. Bucking Horse Filing Three Major Amendment MJA140001 Planning & Zoning Hearing June 12t", 2014 Page 6 • The project is required to demonstrate it is appropriate for the site by providing such things as: open space preservation, additional parks/trails, minimized visual intrusions of the mountains, protecting existing residential development, minimized site grading, and identify farm locations. The approved Bucking Horse Filing Two was found to be appropriate for the site based on those conditions. This Major Amendment which includes: the same permitted use, lot sizes, street layout, and open space areas has little additional impacts to the site and therefore staff finds it to continue to be appropriate for the site. D. Section 4.5(A) and (B) — Permitted Uses for L-M-N The proposed land use single family detached is a permitted use in the Low Density Mixed -use Neighborhood district. This use is consistent with the purpose of the district to provide low density housing combined with other complementary land uses. E. Section 4.5(D) — Land Use Standards for L-M-N 1) Section 4.5(D)(1)(a) requires a minimum net density for residential land of 3 dwelling units per acre for a project this size. The Major Amendment has increased the density in the L-M-N zone district from 6.8 dwelling units to 7.6 dwelling units per net acre. The increase is still in compliance with the above stated minimum. 2) Section 4.5(D)(1)(b) sets a maximum gross density for residential land of 9 dwelling units per acre. The Major Amendment's increase of dwelling units in the L-M-N zone district raises the gross dwelling units per acre to .64. This rise is still in compliance with the above stated maximum. 3) Section 4.5(D)(2) establishes the need for a variety of housing types to be provided. The approved Bucking Horse Filing Two complied with this standard through the Bucking Horse Overall Development Plan (ODP). In the ODP a variety of housing types were identified and the subsequent Project Development Plans have been in compliance with the OPD. This Major Amendment is also in compliance with the ODP and does not prohibit future filings to comply with this plan. Bucking Horse Filing Three Maur Amendment MJA140001 Planning & Zoning Hearing June 12'", 2014 Page 5 B. Section 4.2(D) — Land Use Standards for U-E Section 4.2(D)(2)(e) sets the maximum building height at three stories. Like most single family development plans the proposed development site plan does not include any building heights. Further review of building heights will be conducted at the time of building permit review. Any building permit is required to comply with the standards of the Land Use Code. C. Section 4.2(E) — Development Standards for U-E 1) Section 4.2(E)(2) allows for a residential development in the Urban Estate zone to be designed as a Cluster development. A Cluster development permits a smaller lot size if the project meets the following five additional standards: • The project contains only uses permitted in the zone district. The proposed use is limited to single family detached residential which is permitted in the U-E zone district. • The project reserves fifty percent (50%) of the total land area of the development as open space. The approved Bucking Horse Filing Two development reserved fifty-six percent (56%) of the .land area in open space. This Major Amendment continues to meet the standard with fifty-four percent (54%) of the total land reserved in open space. • The project does not exceed 2 dwelling units per net acre and 5 dwelling units per gross acre. This Major Amendment continues to meet the standard with 3.68 dwelling units per net acre and 1.13 dwelling units per gross acre for the overall development area. • The project identifies building envelopes with each lot that comply with minimum setbacks of 5 ft. for the side, 15 ft. for the front/corner side, and 8 ft. for the rear. In addition, the residential building shall not exceed 2 % stories in height. Within the site plan of this Major Amendment every lot has labeled a building envelope confined by the required setbacks. No elevations have been submitted with this project, which is typical of a residential subdivision. Building elevations will be reviewed at the time of a building permit application. The zoning department will review the elevations for compliance of these Land Use Code standards. Bucking Horse Filing Three Majur Amendment MJA140001 Planning & Zoning Hearing June 12`", 2014 Page 4 The current surrounding zoning and land uses are as follows: Direction Zone District Existing Land Use North Low Density Mixed -Use Neighborhood District (L-M-N) Bucking Horse Filing One — Planned Residential Low Density Mixed -Use Nei hborhood District (L-M-N) Bucking Horse Filing Two — Planned Multifamily Residential Low Density Mixed -Use Neighborhood District L-M-N Public Right of Way — Yearling Drive South Urban Estate District (U-E) Bucking Horse Filing Two — Planned Residential Urban Estate District (U-E) Bucking Horse Filing Two — Planned Open Space Low Density Mixed -Use Neighborhood District (L-M-N) Bucking Horse Filing Two — Planned Residential Urban Estate District (U-E) Public Right of Way — Nancy Gray Ave East Low Density Mixed -Use Neighborhood District (L-M-N) Bucking Horse Filing Two — Planned Residential Low Density Mixed -Use Neighborhood District (L-M-N) Bucking Horse Filing Two — Planned Multifamily Residential West Urban Estate District (U-E) Bucking Horse Filing Two — Open Space Low Density Mixed -Use Neighborhood District (L-M-N) Bucking Horse Filing Two — Planned Residential Low Density Mixed -Use Nei hborhood District L-M-N Bucking Horse Filing Two — Private Alley P4 The project complies with all applicable Article 4 standards as follows: A. Section 4.2(A) and (B) — Permitted Uses for U-E The proposed land use, single family detached, is a permitted use in the Urban Estate zone district.. This use is consistent with the purpose of the district to provide a predominance of low -density large lot housing. Bucking Horse Filing Three Major Amendment MJA140001 Planning & Zoning Hearing June 12'h, 2014 Page 3 Vicinity Map: Bucking Horse Filing Three Major Amendment, MJA140001 Addition of 19 Lots 0 125 250 500 Feet e Bucking Horse Filing Three Maj, , Amendment MJA140001 Planning & Zoning Hearing June 12th 2014 Page 2 • The MJA complies with relevant standards located in Article 3 — General Development Standards. • The MJA complies, with relevant standards located in both Division 4.2 Urban Estate (U-E), and Division 4.5 Low Density Mixed -Use Neighborhood (L-M- N), of Article 4 — Districts. COMMENTS: 1. Background: Historically the following approvals have been granted to the property: • Timberline Annexation (June 1997) • The Johnson Property Overall Development Plan (ODP) (April 2002) The Johnson Property ODP Amendment (February 2003) • Sidehill Filing One (November 2003) • Sidehill Filing Two (August 2005) • Bucking Horse ODP and request of Addition of Permitted Use (May 2012) • Bucking Horse Filing One (June 2012) • Bucking Horse Filing Two (October 2012) Today the property is vacant land that has been recently graded for the development of both Bucking Horse Filing One and Bucking Horse Filing Two. Zoning History: • In 1997 upon annexation the entire Timberline Annexation property was zoned Transition (T) zone district. • In November 2001, in anticipation of the Johnson Property ODP the property was rezoned from the Transition zone district to the Urban Estate and Low Density Mixed -Use zone districts. These zoning designations have remained intact to the present. arof t Collins i fEM NO MJA140001 MEETING DATE June 12"'. 2014 STAFF Noah Beals PLANNING & ZONING BOARD PROJECT: Bucking Horse Filing Three Major Amendment, MJA140001 APPLICANT: Ralph Shields/Craig Russell 141 S College Ave #104 Fort Collins, CO 80524 OWNER: Bucking Horse Development Inc. 7307 Streamside Drive Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a request for consideration of a Major Amendment (MJA) for Bucking Horse Filing Three, MJA140001. The project site is located on the north side of Nancy Gray Ave west of Miles House Ave and on the south side of Yearling Drive east of Bucking Horse Lane. The project proposes to expand the boundary of the original Bucking Horse Filing Two Final Plan for the addition of nineteen (19) single family detached lots. The additional lots average five thousand and one hundred (5,100) square feet that have vehicular access through a private alley. The proposed use is permitted in the Urban Estate and Low Density Mixed -use Neighborhood zone districts. RECOMMENDATION: Staff recommends approval of Bucking Horse Filing Three Major Amendment, MJA140001. EXECUTIVE SUMMARY: The approval of Bucking Horse Filing Three Major Amendment complies with the applicable requirements of the City of Fort Collins Land Use Code (LUC), more specifically: • The MJA complies with process located in' Division 2.2 — Common Development Review Procedures for Development Applications of Article 2 — Administration. • The MJA is in conformance with the Bucking Horse .Overall Development Plan approved by the Planning and Zoning Board on May 17th, 2012. Planning Services 281 N College Ave - PO Box 580 - Fort Collins, CO 80522-0580 fcgov.com/developmentreview/ 970.221.6750